| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 16th | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15333 Gundry Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 36 |
| Transaction Date | 2005-10-05 |
| Transaction Price | $4,785,000 |
| Buyer | MONARK LP |
| Seller | MONARK LP |
15333 Gundry Ave Paramount Multifamily 2 Stabilized, Infill Value-Add
Neighborhood-level occupancy remains exceptionally tight and renter demand is deep, according to WDSuite s CRE market data, pointing to durable cash flow potential with selective upgrades rather than re-tenanting risk.
Paramount sits within the Los Angeles-Long Beach-Glendale metro and functions as an Urban Core location with strong renter fundamentals. Neighborhood occupancy is among the very highest in the metro (top rank out of 1,441 neighborhoods), signaling limited available units and support for lease retention. Rents trend on the higher end for the region and the area s NOI per unit benchmarks place the neighborhood in the upper tier nationally, suggesting income performance is competitive for comparable Class B assets.
Livability is mixed: parks access is a relative strength (top quartile nationally), while everyday retail density inside the neighborhood footprint is thinner (amenities score in the lower national percentiles). For investors, that combination typically favors car-based errands and positions resident demand around proximity to job centers more than on hyper-local cafe or grocery clusters.
The housing stock skews renter-occupied at the neighborhood level, with renter concentration in the top quartile among 1,441 metro neighborhoods 4a positive indicator for multifamily demand depth and leasing velocity. Home values sit in the higher national percentiles, which in high-cost ownership markets tends to sustain reliance on rental housing and can support pricing power when operations are well managed.
Within a 3-mile radius, demographics show modest population contraction alongside growth in total households and smaller average household sizes over time, which can expand the renter pool even as headcount softens. Forward-looking projections indicate continued household increases, supporting occupancy stability for well-located assets. The subject 1987 construction as newer than the neighborhood s average vintage, positioning it competitively versus older stock, though investors should plan for mid-life system updates and modernization to capture value-add upside.
Safety conditions compare less favorably to many Los Angeles metro neighborhoods (crime rank is in the weaker half among 1,441), placing the area below the national middle in comparative terms. That said, estimated property offenses have declined year over year, an improving trend that reduces some operational risk but still warrants standard security and property management best practices.
As always, investors should evaluate block-level conditions during due diligence and track multi-year trends rather than single-period readings to gauge how local enforcement, resident mix, and nearby commercial activity influence stability.
Proximity to industrial, beverage, defense/public safety, and telecom operations supports a diversified blue- and gray-collar employment base that underpins renter demand and commute convenience for residents. Nearby employers include Airgas, Coca-Cola Downey, Raytheon Public Safety RTC, Air Products & Chemicals, and Time Warner Business Class.
- Airgas d industrial gases (0.9 miles)
- Coca-Cola Downey d beverages (4.0 miles)
- Raytheon Public Safety RTC d defense & public safety (4.1 miles)
- Air Products & Chemicals d industrial gases (6.4 miles)
- Time Warner Business Class d telecom services (6.8 miles)
15333 Gundry Ave offers exposure to a high-occupancy Urban Core pocket of Los Angeles County where renter concentration and limited available units support retention and pricing discipline. Based on CRE market data from WDSuite, neighborhood occupancy ranks at the top of the metro, while higher home values relative to national norms help sustain reliance on multifamily housing. The 1987 vintage is newer than the neighborhood s typical stock, positioning the asset competitively versus older peers, with targeted renovations providing a path to incremental NOI.
Investor considerations include thinner amenity density within the immediate neighborhood and measured safety performance relative to the metro, alongside rent-to-income pressures that call for thoughtful lease management. Counterbalancing factors are a diversified employment base and 3-mile household growth with smaller household sizes, which together support a broader tenant base and occupancy stability over the hold period.
- Metro-leading neighborhood occupancy supports retention and stable cash flow
- 1987 construction is competitive vs. older local stock; targeted upgrades can unlock value
- Higher ownership costs in the area reinforce renter reliance and pricing power
- Diversified nearby employers bolster leasing demand and renewal prospects
- Risks: below-average safety metrics and affordability pressure warrant disciplined operations